Project Manager II

Project ManagerOversees projects over $5 million, but under $50 million, from concept through final acceptance/warranty period. Responsible for client proposals, project estimates, contract administration, scheduling and costing, and project quality control and safety. Position has direct profit and loss responsibilities for assigned projects.ResponsibilitiesSupervise/mentor a team of direct reports consisting of a combination of Assistant Project Managers, Project Engineers, and Superintendents.Meet or exceed contracted profit and quality levels and schedule commitments for assigned projects.If project lead, Project Manager is responsible for direct report employee reviews.Assist with the training and development of direct reports.Completely understand the global aspects of the Owner's needs and compare them to the project program. The program must effectively assess the Owner's expectations.Maintain a positive relationship with identified Clients; secure the trust of the Client.Collaborate with the Development Manager or third-party client to lead the Client through the preconstruction phases. Bring the project to groundbreaking in compliance with the proposed schedule in a condition to allow sequential construction without interruption.Review and initial Client correspondence prior to distribution by PE, Superintendent or PC.Enforce company safety policy with SuperintendentDevelop project specific safety program with SuperintendentRun the proposal kick-off meeting with EstimatorPrepare proposals including estimate, schedule, and scope documents for review/approval by the EVP of Construction.Coordinate responsibility for proposal components as necessary and appropriate.Development, confirmation, and tracking of construction budget.Ultimately responsible for job cost and profitability.Prepare cost comparisons and alternates for clients.Prepare preliminary construction schedule.Coordinate proposal scope documents and conceptual design for compliance with budget, schedule, and program. Confirm that general conditions budget is reflective of project schedule and logistics plan.Review and approve proposal prior to presentationCoordinate preconstruction schedule with Development Manager or create preconstruction schedule for third party client and manage via owner meetings.Gain approval of pre-construction fees from the Vice President, Construction. Assigned fees must cover the total costs consumed by the project, profit, and an appropriate amount for the corresponding risk.Implement quality control programs for projects.Coordinate design requirements for construction documents with proposal & EVP of Development.Review design documents for program compliance, value engineering, budget compliance, accuracy, and constructability @ 30%, 70% and 90%.Obtain Client plan acceptance @ 30%, 70%, and 90% via Development Manager when appropriate.Support Development Manager or client efforts in coordinating all preconstruction activities, i.e. - soils report, environmental investigations, surveys, municipal approvals, permits, utilities, etc.Participate in Project Team selection; interviews and candidate evaluation as neededCoordinate project set up requirements with Job Superintendent including field office and logistic plans.Project Manager should coordinate plans required for clients, subcontractors, field, designers, quality control program, approval agencies, etc.Develop construction schedule with input from the superintendent and prepare for inclusion with the bid documents.Manage contract solicitations and negotiations with subcontractors i.e. - develop bidder's list, prepare invitation to bid, prepare scope of work documents and ensure adequate bid coverageAddress bidder's questions on a timely basis and issue written clarifications to all subcontractors bidding that tradeRequire bid binder complete with a bid tabulation that compares the bids to each other and the budget to be assembled.Initiate project kick-off meeting.Ensure street address of project.Review owner contracts and verify executionPrepare & circulate subcontracts, change orders & owner COs on a timely basis.Coordinate lead time requirements w/ project staff and ensure compliance w/ the project schedule. Ensure proactive use of the company submittal program.Support Development Manager or clients' efforts in coordinating permit requirements and confirming that all government requirements are met.Direct Project Coordinator to prepare subcontractor list, jobsite files and information.Perform on-site inspections for company schedule, billing & client coordination.Track and maintain construction schedule with Superintendent.Require implementation of quality assurance program with Superintendent.Coordinate with Project Engineer to generate the submittal log coordinated with specifications and schedule. Manage Project Engineer to review and track submittals.Expedite subcontractors to complete on schedule.Initiate regular subcontract meetings with all necessary individuals to address job status, schedule, and budget.Regularly communicate all project requirements to all team members and owner.Initiate regular internal Project Team meetings and distribute minutes as appropriate.Coordinate shop drawing review and approvals with designers.Manage change orders and related costs with client and subcontractors.Review monthly draw request and application approvals.Approve all invoices charged against the job and verify amounts.Approve superintendent expenses as relate to the project.Prepare monthly owner project reports and submit to the Vice President, Construction for review prior to submittal w/ monthly draw.Prepare and maintain monthly internal Project Management report and submit to EVP of Construction and Accounting for review.Coordinate with Project Engineer and Superintendents preparation of punch list and coordinate warranty workConfirm that warranty packages are complete.Coordinate assembling operating manuals upon completion include O&M manuals, warranties, and As-Built documents.Initiate project close-out meeting, propose changes to delivery standards where needed and file report.Coordinate with Marketing to provide project information summary.Requirements6-10 years of experience in residential/commercial construction with a thorough understanding of construction systems, phasing, logistics, scheduling and estimatingBachelor's Degree in Engineering, Construction Management or ArchitectureExcellent interpersonal and written communication skillsExcellent leadership, organizational and managerial skills